Form a company to make the investment.

After speaking with others the best avenue was given to form a LLC and sell member interests to the land which came with associated rights to camp in designated spots.

It is my opinion that advising someone to form a partnership without corporate protection is malpractice. 

I require new tenant to sign a new lease, the lease makes reference to the form as an addendum. 

If you come in (with whatever name or entity that owned the property that you are doing the 1031 out of)with the 1031 and form a TIC with the syndicated entity.  

I was able to funds all 3 of my MF properties(20% down, prime -0.50, DSCR 1.25, 7 year balloon on a 25am) off of pro forma financials. 

When you are looking at the listing or the advertisement for a potential buy and hold and the rent pro forma, you usually don't have sight of deferred maintenance. 

I want to help my broker form a landlord rep practice, and get in to larger scale commercial transactions too.  

What I lamented in my original post, as well as the follow-up, is that your post caused me to form a perception of you that was unfairly not good.Jon - you obviously paid attention; good for you!  

By Pro Forma do you mean the numbers provided by seller?